1363 NW 94th Way #1363 · Coral Springs, FL 33071

$169,000

2 bd · 2.0 ba · 837 sqft · Condo public records · 66 Days on market

Built 1981 $460/mo HOA · 23% of rent

---

Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +9.7/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

BEAUTIFUL, IMPECCABLY MAINTANINED 2 BEDROOM, 1 AND A HALF BATHROOM APARTMENT CONVENIENTLY LOCATED NEAR GREAT SCHOOLS, RESTAURANTS AND CORAL SQUARE MALL. THIS HOME IS SIMPLY MOVE IN READY FEATURING FRESLY PAINTED INTERIOR, BEAUTIFUL LAMINATE FLOORING AND EAT IN KITCHEN WITH UPDATED CABINETRY. WITH A SPACIOUS PRIMARY BEDROOM AND VERSATILE SECOND BEDROOM, THERE'S PLENTY OF ROOM FOR A GUEST SPACE OR DEDICATED HOME OFFICE. BEST OF ALL, ENJOY THE CONVENIENCE OF WASHER AND DRYER INSIDE THE UNIT. NEW ROOF AND EXTERIOR PAINT!

Key facts

• Laminate flooring
• Washer and dryer
• Eat in kitchen

Tags

• MOVE IN READY
• FRESHLY PAINTED INTERIOR
• LAMINATE FLOORING
• EAT IN KITCHEN
• UPDATED CABINETRY
• WASHER AND DRYER

Property features AI

Finance

• Other: Pets allowed (size restrictions apply)
• HOA & community: Homeowners association with monthly fee; HOA fee: $460 per month; Association amenities include a pool; HOA covers structure maintenance, water, common areas, and roof repairs

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Water service included in association fees; Electric service; Central HVAC
• Home design: Condominium; Resale property; 2-story building; Entry on second floor
• Construction: Block construction
• Exterior features: Second-floor entry; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Disposal; Dishwasher; Electric range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (11.8% below list).
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (11.8% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 3.6% in Coral Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#145 in FL, #2,163 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, cost of living F.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ramblewood Elementary School (math 28% / reading 45%, grade F, #1,656 of 2,144 statewide, top 78%, 709 students, 58% FRL); Ramblewood Middle School (math 43% / reading 49%, grade D+, #300 of 571 statewide, top 53%, 1,125 students, 58% FRL); J. P. Taravella High School (math 19% / reading 45%, grade F, #415 of 667 statewide, top 63%, 2,586 students, 54% FRL).
• Market conditions: Rents soft (-0.6%/yr); 243 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; list at $169k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $149,096 (11.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.0%
• Equity multiple: 0.15×
• Total profit: $-40,137
• Equity at exit: $25,198

10-year hold

• IRR: -49.8%
• Equity multiple: -0.39×
• Total profit: $-65,668
• Equity at exit: $14,612

Cash invested: $47,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33071

• Home prices YoY: -35.0%
• Rents YoY: -0.6%
• Active inventory: 243
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$886
• Tax from tax record: −$298 /mo · $3,575/yr
• Insurance: −$70
• HOA: −$460
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-113

Break-even live

Break-even rent $2,170

Max offer price $149,096

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1357 NW 94th Way #1357 Coral Springs, FL	2.0	1.5	837	$1,875	$2.24	15d	1	0.04mi
1351 NW 94th Way #1351 Coral Springs, FL	2.0	1.5	837	$1,700	$2.03	24d	1	0.06mi
1351 NW 94th Way Unit 1 Coral Springs, FL	2.0	1.5	837	$1,700	$2.03	2d	1	0.06mi
9111 Ramblewood Dr Coral Springs, FL	1.0–3.0	1.0–2.0	1131	$2,416	$2.13	2d	26	0.26mi
1599 NW 91st Ave Coral Springs, FL	1.0–3.0	1.0–2.0	1120	$2,334	$2.08	2d	29	0.38mi
1837 NW 94th Ave Coral Springs, FL	3.0	2.0	1100	$2,600	$2.36	21d	1	0.39mi
9000 Ramblewood Dr Apt 605 Coral Springs, FL	1.0	1.0	743	$2,208	$2.97	24d	1	0.49mi
9000 Ramblewood Dr Apt 605 Coral Springs, FL	1.0	1.0	743	$1,971	$2.65	3d	1	0.49mi
8777 Shadow Wood Blvd #301 Coral Springs, FL	3.0	2.0	1100	$2,350	$2.14	24d	1	0.54mi
8763 Shadow Wood Blvd #202 Coral Springs, FL	3.0	2.0	1100	$2,500	$2.27	24d	1	0.57mi
8773 Shadow Wood Blvd #303 Coral Springs, FL	3.0	2.0	1100	$2,500	$2.27	24d	1	0.57mi
922 Twin Lakes Dr Unit 922 Coral Springs, FL	2.0	2.0	768	$2,000	$2.60	3d	1	0.59mi
922 Twin Lakes Dr Unit 922 Coral Springs, FL	2.0	2.0	768	$2,000	$2.60	22d	1	0.59mi
8720 Shadow Wood Blvd Coral Springs, FL	1.0–2.0	1.5–2.0	1050	$2,000	$1.90	3d	3	0.59mi
908 Twin Lakes Dr Unit 8C Coral Springs, FL	2.0	2.0	768	$2,100	$2.73	5d	1	0.60mi
906 Twin Lakes Dr Unit 8J Coral Springs, FL	2.0	2.0	768	$2,200	$2.86	14d	1	0.61mi
1075 Riverside Dr #306 Coral Springs, FL	2.0	2.0	990	$1,899	$1.92	24d	1	0.61mi
1100 NW 87th Ave Coral Springs, FL	2.0	2.0	1045	$1,675	$1.60	14d	2	0.62mi
1100 NW 87th Ave #208 Coral Springs, FL	2.0	2.0	1100	$1,700	$1.55	17d	1	0.62mi
9964 Twin Lakes Dr Unit 35B Coral Springs, FL	2.0	2.0	768	$2,000	$2.60	24d	1	0.64mi
799 Riverside Dr #1021 Coral Springs, FL	2.0	2.0	1060	$2,400	$2.26	19d	1	0.69mi
10092 Twin Lakes Dr Unit 38H Coral Springs, FL	2.0	2.0	768	$1,950	$2.54	24d	1	0.69mi
10165 Twin Lakes Dr Unit 23F Coral Springs, FL	2.0	2.0	768	$1,680	$2.19	24d	1	0.69mi
875 Riverside Dr Coral Springs, FL	2.0	2.0	1000	$2,225	$2.23	8d	2	0.70mi
875 Riverside Dr Coral Springs, FL	2.0	2.0	1000	$2,225	$2.23	11d	2	0.70mi
9288 W Atlantic Blvd #1114 Coral Springs, FL	2.0	2.0	986	$2,250	$2.28	24d	1	0.70mi
777 Riverside Dr #1512 Coral Springs, FL	1.0	1.0	950	$1,750	$1.84	24d	1	0.70mi
755 Riverside Dr Coral Springs, FL	1.0	1.0	780	$1,700	$2.18	11d	2	0.72mi
755 Riverside Dr #1335 Coral Springs, FL	1.0	1.0	780	$1,800	$2.31	8d	1	0.73mi
10148 Twin Lakes Dr Unit 12C Coral Springs, FL	2.0	2.0	768	$1,600	$2.08	17d	1	0.73mi
9266 W Atlantic Blvd #1025 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	15d	1	0.73mi
9266 W Atlantic Blvd #1026 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	24d	1	0.73mi
9266 W Atlantic Blvd #1025 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	8d	1	0.73mi
10176 Twin Lakes Dr Unit 13C Coral Springs, FL	2.0	2.0	768	$1,790	$2.33	2d	1	0.74mi
10176 Twin Lakes Dr Unit 13C Coral Springs, FL	2.0	2.0	768	$1,790	$2.33	24d	1	0.74mi
9022 W Atlantic Blvd #214 Coral Springs, FL	2.0	2.0	986	$2,000	$2.03	5d	1	0.75mi
10001 W Atlantic Blvd Coral Springs, FL	1.0–2.0	1.0–2.0	765	$2,000	$2.61	5d	4	0.76mi
10001 W Atlantic Blvd Coral Springs, FL	1.0–2.0	1.5–2.0	765	$2,000	$2.61	24d	3	0.76mi
10001 W Atlantic Blvd Coral Springs, FL	1.0–2.0	1.5–2.0	765	$2,000	$2.61	10d	3	0.76mi
1004 Twin Lakes Dr #1004 Coral Springs, FL	2.0	2.0	768	$1,850	$2.41	24d	1	0.76mi

HOA detail condo

• Monthly dues: $460 · $5,520/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-15
   status Pending
2. 2026-05-01
   price $169,000
3. 2026-04-04
   historical $1,800
4. 2026-03-02
   listed $189,000 Active
5. 2025-12-12
   price $1,800
6. 2025-11-05
   listed $1,900
7. 2025-05-19
   historical $1,800
8. 2025-04-07
   listed $1,800
9. 2015-06-08
   soldstatus $77,000
10. 1990-02-20
    soldstatus $38,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,575 · $298/mo
• Projected year-2 tax: $3,575 · $298/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,332
• − Mortgage interest: −$9,467
• − Property taxes: −$3,575
• − Insurance: −$845
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − HOA: −$5,520
• − Depreciation: −$4,916
• Taxable loss: −$3,883
• Est. tax savings @ 24.0%: +$932
• After-tax cash flow: $-420/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Coral Springs

• Score: 79/100
• State rank: #145
• US rank: #2163

Category grades

Amenities F Commute B Cost of living F Crime A Employment A- Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coral Springs, FL
• County: Broward County · 1,963,430 people
• City population: 101,171
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 42,255
• Household income: $106,149
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 1123.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 35% Hispanic / Latino 34% Black 22% Two or more races 20% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 3% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 32% · Canada, Jamaica, China
• Languages at home: 60% English-only · Spanish 28% French/Haitian/Cajun 5% Other Indo-European 2%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -203.71%
• Current HPI: 378.3293
• Rent YoY: ▼ -0.56%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+344.7% since first listed

10 events — show timeline

• 2026-05-15 Pending — Beaches MLS
• 2026-05-01 Price Changed $169,000 Beaches MLS
• 2026-04-04 Rental Removed $1,800 GFLMLS
• 2026-03-02 Listed $189,000 Beaches MLS
• 2025-12-12 Price Changed $1,800 GFLMLS
• 2025-11-05 Listed for Rent $1,900 GFLMLS
• 2025-05-19 Rental Removed $1,800 GFLMLS
• 2025-04-07 Listed for Rent $1,800 GFLMLS
• 2015-06-08 Sold (Public Records) $77,000 Public Records
• 1990-02-20 Sold (Public Records) $38,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $3,575 · +6.0% YoY. Source: county tax records.